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    Trophy Office Building with Retail Title is generated by Realmo AI

    99 M Street SE, Washington, DC 20003

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    Stylish 11-story office above prime retail, with terrace event space and a full-service fitness facility.

    Type:Office
    Property size:
    41,870 SF
    Added:
    Jun 2, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 3 at 1:59 am

    Property Features for 99 M Street SE

    General Information

    Standard status
    Active
    Size
    41,870 SF
    Property subtype
    Office

    Properties For Sale

    at 99 M Street SE Contact us

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    Listing Contact
    Adam Biberaj
    Adam Biberaj

    Listing agent Adam Biberaj

    Listing office Lincoln Property Company | Washington DC

    Listing date Jun 2, 2026

    Source Lpc

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Lincoln Property Company | Washington DC

    HighLights

    • 220,000 SF 11‑story office building with typical floor plate of 22,143 RSF
    • Office features 8'–11' finished ceiling height and 30' x 45' column bays
    • Four levels of below‑grade parking with a ratio of 1 per 1,500 SF and secured bike storage
    • Ground floor includes 11,000+ SF of prime retail and Circa Restaurant
    • 4,750 SF rooftop terrace with event lobby, restrooms, and collaborative meeting spaces
    • 4,300 SF club‑like fitness facility with locker rooms and towel service

    Overview

    An 11-story, trophy-quality office building in a mixed-use retail destination, offering comfortable, stylish space designed for today’s professional tenants. The property includes approximately 220,000 SF of office with a typical floor plate of 22,143 RSF, along with 8’–11’ finished ceiling heights and 30’ x 45’ column bays. Parking is supported by four levels of below-grade parking with a ratio of 1/1,500 PSF, plus secured bike storage.

    Prime retail space totals 11,000+ SF, with Circa Restaurant located on the ground floor. The building also features a 4,750 SF rooftop terrace with an event lobby, restrooms, and collaborative meeting spaces, along with a 4,300 SF club-like fitness facility with locker rooms and towel service. Situated five blocks from Capitol Hill, the property offers close proximity to five parks and the Riverwalk Trail. It provides immediate access to the Navy Yard–Ballpark Metro station, is one block from Washington Nationals Stadium, and includes easy access to I-395 and I-295, with National Reagan Airport approximately two miles away.

    This is a strong fit for office users seeking a high-quality workplace environment complemented by on-site dining, fitness, and flexible gathering space. Its transit proximity and stadium adjacency can also appeal to tenants that value an active, destination-oriented address.
    Location Intelligence

    Current Use by Public Records

    Office buildings

    Map

    City
    Washington
    County
    District of Columbia
    State
    District of Columbia
    Longitude
    -77.0062939
    Latitude
    38.876289

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    FAQs

    What type of property is this?
    Office building - Stylish 11-story office above prime retail, with terrace event space and a full-service fitness facility.
    Where is this office building located?
    The property is located at 99 M Street SE Washington, DC.
    What are key features of this property?
    This property features: 220,000 SF 11‑story office building with typical floor plate of 22,143 RSF; Office features 8'–11' finished ceiling height and 30' x 45' column bays; Four levels of below‑grade parking with a ratio of 1 per 1,500 SF and secured bike storage
    (202) 513-6700
    We can help!
    Listing Contact
    Adam Biberaj
    Adam Biberaj
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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